Practice your elevator pitch before hand. 

It ain't over,I may be wrong, but I think you're pitching paper which is a no-no on BP unless you are Pro/plus status snd restrict posts to marketplace.

If the kids pitch in and both do $1000 amount of work and have no other income they will likely not have any income tax due.

The most successful D class or 100% section 8 project I ever ran into was in Hattisburg MS. the original owner built about 20 little stand alone units  on the property and each was built with cinder block so very minimal sheetrock inside.. concrete floors throughout with drains in the middle ( kind of like you see bathrooms in Asia and other parts of the world . 

Most people do a Quit Claim Deed for $100, or for no value, minimal recording fee.

Don't say you're crazy about selling a house in Boston. my main goal is how do I create a better life for myself through real estate. minimizing debt 

How do I avoid  Minimize my Tax Liability????

Offer, the pitch.

The goal of flipping a house is to maximize profit while minimizing the time and effort spent on the property.

I have found that with the right tenant a long-term rental takes extremely minimal effort.